§ 152.028  BUSINESS AND INDUSTRIAL DISTRICTS.
   (A)   General purpose. The purpose of the Business and Industrial Districts is to provide areas that promote employment opportunities for existing and future residents of the city and surrounding communities, while also protecting desired or established residential and commercial areas from the potential objectionable influences these uses may create.
   (B)   Business and Industrial Districts.
      (1)   Business Park District (BP). This district is intended to provide sites for a range of business research and business park uses, including office and administrative uses, designed to be conducted wholly within enclosed buildings. Light manufacturing uses that complement the business park or research park use that are free from nuisance factors may be permitted if pertinent to the primary use. This district encourages the development of attractive buildings in a campus type setting on well-landscaped sites which may be close to residential areas.
      (2)   Service Commercial District (SC). This district is intended to allow more intense business uses which are compatible with the developed local economy. These uses generally require unique services such as truck delivery, outdoor storage, major motor vehicle or boat repair, light manufacturing, or other activities or operations conducted outside an enclosed building or structure. Because of the character and intensity of these uses, this district requires public services and should be appropriately located on primary roadways or near major highways.
      (3)   Industrial Park District (IP). The intent of this district is to provide for heavier or more intense industrial uses in areas which do not encroach on the community's residential environment. Uses in this district generally include manufacturing and industrial activities that may generate nuisances that cannot be adequately mitigated on site. The IP district is not appropriate adjacent to any residential district.
   (C)   Business and industrial use standards.Table 2.4-1: Table of Allowed Uses for Business and Industrial Districts, lists land uses and indicates whether they are permitted by right or with approval of a conditional use permit, or prohibited in each zoning district. The Use Table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are explained as follows:
      (1)   Use category. The "use categories" are intended merely as an organizational tool and are not regulatory. These use categories simply help to organize the list of "specific use types" into common groupings for ease of reference.
      (2)   Specific use type. The "specific use types" are regulatory and function as the basis for defining present and future land uses that are appropriate in each zoning district.  Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics; such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. Further definitions of each specific use type can be found in §§ 152.035 through 152.037.
      (3)   Permitted uses. "P" in a cell indicates that the use is allowed by right in that zoning district.
      (4)   Conditional uses. "C" in a cell indicates that the use is allowed in the respective zoning district only if reviewed and approved in accordance with the procedures of § 152.091.
      (5)   Not permitted. "NP" in a cell indicates that the use is prohibited in that zoning district.
      (6)   Use-specific standards. Section numbers listed in the "Supplemental Use Regulations" column denote the location of additional regulations that are applicable to the specific use type; however, provisions in other sections of this chapter may also apply.
      (7)   Non-specified uses. When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Zoning Administrator is authorized to determine the most similar and thus most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in §§ 152.035 through 152.037.  Appeal of the Administrator's decision may be made to the Board of Adjustment following the procedures under § 152.086(K).
 
Table 2.4-1: Table of Allowed Uses for Business and Industrial Districts
Use Category
Specific Use Type
P = Permitted Use  C = Conditional Use  NP = Not Permitted
Business and Industrial Zoning Districts
BP
SC
IP
Supplemental Use Regulations
Residential Use Category
Dwelling, Live/Work
NP
C
NP
 
Public and Semi Public Use Category
Bus Terminal
P
P
P
 
Campground
NP
C
NP
§ 152.045(I)
Cemetery
P
P
NP
 
Crematorium or Funeral Parlor
P
P
NP
 
Government Offices and Civic Buildings
P
P
P
 
Hospitals
P
P
NP
 
Public Safety Facility
P
P
P
 
Religious Assembly
P
P
P
§ 152.045(V)
Solar Generation Facility
P
P
P
 
Utility Facility and Service Yard, Major
C
C
P
 
Utility Facility, Minor
P
P
P
 
Wireless Facility (including Tower and Supporting Facilities)
P
P
P
§ 152.045(CC)
Commercial Use Category
Adult Entertainment Business
NP
NP
P
§ 152.045(B)
Animal Training
NP
P
P
§ 152.045(C)
Animal Kennel/Shelter
NP
P
P
§ 152.045(C)
Animal Hospital/Veterinarian
C
P
P
§ 152.045(C)
Automobile/Boat, Rentals
P
P
NP
§ 152.045(G)
Automobile/Boat, Repair Major
NP
P
P
§ 152.045(E)
Automobile/Boat, Repair Minor
P
P
P
§ 152.045(F)
Automobile/Boat, Sales and Leasing
P
P
NP
§ 152.045(G)
Bar, Lounge, or Tavern
P
P
C
 
Business Services
P
P
C
 
Car Wash
P
P
NP
 
Commercial Entertainment, Indoor
P
P
NP
 
Commercial Entertainment, Outdoor
C
C
P
 
Convenience Store
P
P
P
§ 152.045(L)
Farmers Market, Permanent
P
P
P
 
Feed Store
P
P
P
 
Fitness and Sports Center
P
P
NP
 
Flea Market
P
P
P
 
General Personal Services
C
P
NP
 
General Recreation, Indoor
P
P
C
 
General Recreation, Outdoor
NP
C
P
 
Instructional Services or Trade Schools
P
P
P
 
Medical Marijuana Dispensary, Operation or Cultivation
NP
C
NP
§ 152.045(Q)
Microbrewery or Craft Distillery
NP
P
C
§ 152.045(R)
Non-Chartered Financial Institution (Check Cashing)
NP
P
NP
 
Nursery, Commercial
NP
P
P
 
Office Business or Professional
P
P
P
 
Parking Lots and Parking Structure
P
P
P
 
Restaurant
P
P
P
 
Restaurant, with Drive Through
P
P
P
§ 152.045(M)
Retail, General
NP
P
C
 
Retail, General with Drive Through
NP
P
C
§ 152.045(M)
Retail, Large
C
P
NP
 
Retail, Smoke/Vape Shop
NP
P
NP
 
Retail, Pawn Shop
NP
P
NP
 
Self-Storage, Indoor
P
P
P
§ 152.045(Y)
Service Station
P
P
NP
§ 152.045(Z)
Service Station with Car Wash
P
P
NP
§ 152.045(Z)
Tour Services
P
P
P
§ 152.045(AA)
Wholesale Establishment
P
P
P
 
Industrial Use Category
Assembly, Light
P
P
P
 
Auctions, Indoor
P
P
P
 
Auto Wrecking and Salvage Yard
NP
NP
P
 
Building Materials Sales, Indoor Retail
P
P
P
 
Building Materials Sales, Outdoor or Wholesale
NP
P
P
 
Distribution Yard, Outdoor
NP
NP
P
 
Distribution/Warehousing Center, Indoor
C
NP
P
 
Heavy Rental, Outdoor
NP
P
P
 
Indoor Storage (Boat, RV)
P
P
P
§ 152.045(F)(3)
Manufacturing, Heavy
NP
NP
P
 
Manufacturing, Light
P
P
P
 
Outside Storage (Boat, RV)
NP
C
P
§ 152.045(T)
Recycling Center
NP
NP
P
 
Research Laboratory
P
P
P
 
Resource Extraction
NP
NP
C
 
Truck Stop
NP
P
P
 
Waste Facility, Landfill
NP
NP
C
 
Waste Facility, Transfer Station
NP
NP
C
 
Wholesale Establishment
P
P
P
 
 
   (D)   Business and industrial development standards. The following development standards identified in Table 2.4-2 apply to all principal uses and structures in Business and Industrial Districts, except as otherwise expressly stated in this code. General exceptions to these regulations and rules for measuring compliance can be found in §§ 152.035 through 152.037. Regulations governing accessory uses and structures can be found in § 152.046.
 
Table 2.4-2: Business and Industrial Districts Development Standards
Zoning District
BP
SC
IP
Lot Dimensions, minimum
Lot width (feet)
60
-
75
Setbacks, minimum
Front, (feet)
20[1]
20[1]
30[1]
Side, (feet)
15[2]
15[2]
20[1][2]
Side, (feet)
Adjacent to Residential
30[1]
50[1]
NP
Rear, (feet)
15
15
20
Rear, (feet)
Adjacent to Residential
30
50
75
Lot Coverage, maximum (%)
50
60
-
Building Height, maximum (feet)
30
40
50
      [1]   Front and side setback for street facing parking areas shall be a minimum of 15 feet.
      [2]   Zero setbacks are permitted for structures if adjacent structures also have zero setbacks and regulations of the building code in force at the time of the review are met.
 
   (E)   Business and industrial site and architectural design guidelines. The business and industrial design guidelines contained in this section have been established to: recognize the unique needs and characteristics of development in business and industrial use settings; protect and promote long-term economic vitality through the promotion of high quality development; and minimize adverse impacts to existing neighborhoods and anticipated growth areas. 
      (1)   Applicability.
         (a)   These requirements shall apply to development of new buildings or renovation of existing buildings within any Business and Industrial Zoning District, unless otherwise specified within this section.
         (b)   These guidelines will be used by city staff and decision-making bodies as a framework for evaluating development proposals and for commenting on the design aspects of those proposed projects. The city general development and subdivision regulations should also be referenced for additional site design standards specifically applicable to commercial subdivision developments.
      (2)   Service Commercial (SC) Zoning District development guidelines. The Service Commercial Zoning District allows for the placement of a wide range of business and employment type uses. Given its service related function, this district is often found in close proximity to established residential neighborhoods. For these reasons, there is a greater degree of attention given to how this district relates to adjacent uses. The following concepts shall serve as a framework to guide development within the Service Commercial Zoning District.
         (a)   Screening adjacent to residential. Any uses in an SC Zoning District which abuts or is across a street from a residential use or zone shall provide a landscape buffer at least 15 feet in width. The landscape buffer shall include a minimum of one, 24-inch box, spreading tree per 30 linear feet. A 100% opaque fence or engineered concrete/masonry block wall shall also be installed on the residential side of the landscape buffer along all common parcel boundaries. A cyclone or chain link fence shall not satisfy this requirement.
      (3)   Industrial Park (IP) Zoning District development guidelines.
         (a)   Development adjacent to residential. The designation of an IP zoning district adjacent to a residential development or zoning district is prohibited.
      (4)   Properties with frontage along primary gateway roadway corridors. Development of new buildings or renovation of existing buildings within any Business and Industrial Zoning District that has frontage along U.S. Highway 89, Lake Powell Boulevard, Coppermine Road, and State Route 98 in the city shall adhere to the following guidelines:
         (a)   Prohibited uses. The following uses are prohibited within any Commercial and Mixed-Use Overlay Zoning District that has frontage along U.S. Highway 89, Lake Powell Boulevard, Coppermine Road, and State Route 98:
            1.   Adult entertainment businesses;
            2.   Auto wrecking and salvage yard; and
            3.   Heavy rental, outdoor.
         (b)   Architectural guidelines.
            1.   Natural materials and deep earthtone colors are preferred, and design elements should not consist primarily of metal, glass, plastic, highly reflective materials and bright colors. Such materials may have limited application in trim or accent areas, but should not be predominant visual elements of the building(s) or site improvements.
            2.   Large bland monolithic façades or rooflines and repetition of very simple details which become monotonous in character should be avoided. Building elevations should create a unique character which is emphasized through interesting architectural details or façade articulation in each component. For example, windows may be arched or rectangular, bayed out or recessed, have raised borders, awnings, planter boxes or shutters.
            3.   All building facades should be designed with architecturally finished materials, with the following recommended primary façade building materials:
               a.   Modular masonry materials such as brick, block, and stone;
               b.   Precast concrete or aggregate panels with a decorative finish;
               c.   Stucco or stucco-like materials;
               d.   Wood, provided the surfaces are finished for exterior use and wood of proven exterior durability; or
               e.   Other materials as determined by the Zoning Administrator.
         (c)   Site design/orientation guidelines.
            1.   Buildings, structures, open space areas and other features shall be oriented to protect and/or enhance major vistas and panoramas that give special emphasis to mountains, mesas, lake views, and special man-made or natural landmarks.
            2.   Multi-building developments shall minimize auto/pedestrian conflicts and maximize convenient pedestrian access between buildings.
            3.   Openings for vehicular uses, such as garage door bays used to access vehicles into and out of a building for repair or storage, must be located on façades that do not face the primary street.
         (d)   Circulation.
            1.   Developments along ADOT controlled roadways shall complete a traffic study analysis, including access needs, traffic control needs, highway expansion needs, drainage management plan, and/or a cost sharing plan. ADOT approval will be required as part of the development plan approval process.
            2.   Access points along primary gateway roadways shall be placed and designed in accordance with ADOT and/or city requirements.
   (F)   Additional development standards.
      (1)   Setback and height exceptions. See §§ 152.035 through 152.037 for additional development and design regulations.
      (2)   Parking and loading requirements. See § 152.056 for additional development and design regulations.
      (3)   Landscaping and screening requirements. See § 152.057 for additional development and design regulations.
      (4)   Signage requirements. See § 152.058 for additional development and design regulations.
      (5)   Exterior lighting requirements.  See § 152.059 for additional development and design regulations.
      (6)   Further reference, as appropriate, should be given to the city Uniform Building and Fire Codes, general development and subdivision guidelines, floodplain management ordinance, and engineering design standards.
(Ord. 648-18, passed 11-28-2018)